With my purchase and sale agreement if that ever happens and can sue the seller for not performing, prevent the sale to someone else, and get money for specific performance and/or damages."

Everything else seems like putting your cash into a completely unpredictable money rollercoaster. 

I agree that someone else paying doesn't not make them a tenant but a) this guy had been a tenant and b) I only mention it because of what I already explained above in #1.5.

So, why would you invest remotely anywhere else?

Hey, I recently bought my first rental property in Polk County it doesn’t cash flow enough for me to have a property manager so I would have to manage this myself for the time being, however in about 6 months I would want to get a HELOC on the property and use that as a down payment on maybe a multi family and then rinse and repeat, I was wondering if this sounds reasonable or would I have to do something else thank you so much 

I'm scared to death I'll mess this up, (never done this approach before!)

I've had a chance to adjust these since talking with someone else, and I'm definitely NOT doing a HELOC and a Hard money loan.  

It is too tough to tell from that document, but the cleaning fee seems to be included in GR since I don't see it anywhere else.

Pristine properties and even light cosmetic rehabs don't work anymore.Hope this helps - happy to talk BRRRR or anything else you want

All of a sudden he was making very high LTV loans on negative cash flowing assets that everyone else in the industry was turning down.